In most cases, absolutely nothing. Lenders pay my fee when your mortgage closes. The only exception is if we structure a private or alternative lending deal—which I'll always disclose upfront and explain exactly why it's still your best option.

No. When I shop your application, all lender inquiries within a 14–45 day window are treated as a single inquiry by credit bureaus. That means zero penalty for accessing the full market. I also review your credit profile before any hard pull to ensure optimal positioning.

Absolutely. Self-employed clients are a specialty. Banks notoriously undervalue self-employed income—lenders in my network understand how to read it correctly. With the right documentation strategy, you can access the same rates as any salaried employee.

For pre-approvals, often within 24–48 hours. Full approvals vary by complexity, but the average client receives conditional approval within 72 hours of submitting documents. I keep deals moving—no weeks of silence while a bank processes paperwork.

Good—bring it. That's your baseline, not your ceiling. In most cases I can beat it or match it with significantly better terms (prepayment privileges, penalty structures, portability). A 30-minute call could save you tens of thousands. There's no downside to checking.